APPENDIX A: NON-MARKET HOUSING SESSION NOTES

POLICY CRITERIA

When should the Policy apply?

The Tenant Assistance Policy would come into effect when:

• Rezoning application is submitted to the District, and
• If approved, the rezoning would result in a loss of rental units, requiring tenants to move out.
• May also be used as Best Practice with other application types, such as Development Permits.

WHAT THIS TOPIC INCLUDES...

• types of rental the policy will apply to
• types of development applications the policy will apply to
• which tenants on site are eligible for support

QUESTIONS

1. How does your organization currently approach tenant assistance? What approaches have you seen elsewhere?
2. What would be the potential risks and benefits of a Policy that applies to the non-market housing sector in Saanich?
3. Are there any other thoughts on the qualifying criteria you would like to share?

1. CURRENT APPROACHES

• laid out document for tenant locations on large developments (have re-housed every tenant since) - detailed re housing plan
• dedicated relocation agent (extra support) - safer application, accessing housing registry, housing preference, etc.
• pay for move + typically have other units tenants can move into
• established policy/procedure for major building relocations (similar to rezoning application - what/how we will relocate tenants)
• CoV + co-ops could rehouse co op tenants in other co-housing buildings
• new member tenants will likely pay 80% market rate for new rental; old members might have slightly lower rate
• sharing resources across non profit orgs - both formal & informally
• much of it as to do with relationships
• relationships with other colleagues or with tenants
• staged relocation during recent renovation
• not sure if subsidized housing is sustainable in Vancouver market

2. RISKS

Admin burden & capacity

• larger orgs have well established internal housing policy (can re house within own portfolios or work with other orgs)
• different ecosystems around tenant support - smaller non profits (first funding) may not have capacity/experience/resources to offer support -- unintended burdens
• policy may not be as needed for non profit sector (regardless of size) - many supports are already in place
• extra admin and processing burden (particularly for smaller non profits)

Financial risks

• landlords will have to house tenants in market rentals at below market rates
• welfare rental rate is so low - when people get into below market housing, still difficult to maintain 30% of income as rent
• rent cap is 2% (depending on jurisdiction)
• compensation packages on new builds drives rents up overtime through mortgages
• policy requirements that apply to tenants in all non profit housing dev is more of a burden (impacts the viability of a project build)

Jurisdictions

• provincial policy on tenant support - already regulated

3. OTHER THOUGHTS

• excluding non profits from tenant support policy (already doing this work)

POLICY SUPPORTS

What are the policy requirements?

WHAT THIS TOPIC INCLUDES...

• communication plan
• support in finding new housing
• special consideration for vulnerable tenant support

QUESTIONS

1. What policy supports do you think are reasonable and important to be provided by the market housing sector versus the non-market housing sector?
2. What would be the biggest challenges for your organization (or sector) when it comes to meeting these types of requirements? For example, partnerships, communication, staff capacity, reliable funding, etc.
3. What types of supports would have the greatest impact for the renters that you serve in Saanich?
4. Are there population groups that face more challenges in finding affordable, adequate rental housing? Do you have any ideas for how to identify and support renters who may need additional support, beyond the basic policy requirements? (In market and non-market housing)

1. MARKET VS. NON-PROFIT HOUSING

• ROFR (Right of First Refusal)
• right of first refusal rent level - 20% below market may be feasible but still pushes some tenants out
• welfare rates are a current challenge for non profits
• for profit developers would have property managers to help relocate tenants in other buildings
• could be seen as punishing developers for redevelopment - extra cost burden
• goal of policy? to be "pro-tenants" (focused on supporting tenants) or "development friendly" (working with developers)
• Nigel Valley units relocated across the street during redevelopment phase
• (happening in Victoria) policy can be a disincentive to both non profit and for profit development
• smaller landlords doing renovations vs. large corporations assembling land (access to tenant supports are different)

2. BIGGEST CHALLENGES

Cost concerns

• if additional cost is required - small non profit orgs would not be able to fulfill
• cost of construction increases so quickly + any other regulatory processes that cause delays will likely increase required rents
• BC mortgage processes
• operating and utility costs of new dev are very difficult to pay when rates are too subsidized

3. GREATEST IMPACT

Established program

• tenant relocation guidelines + program (during rezoning and before occupancy permits)
• opportunity through rezoning to add more (20%) of co-ops / non profit housing

Regional rental stock

• larger pieces play into the need for tenant support - general housing stock, rental housing shortage
• need to look at housing support as a system

4. VULNERABLE TENANT SUPPORT

Population Groups

• persons with disabilities - identified and have resources available but may require more support and communication
• big families (4+ children) - hard to find sizeable accommodation
• youth - more difficult to find housing
• Indigenous tenants and those of colour often find more difficulty finding suitable housing
• newcomers
• singles
• seniors - (pushed out of co-ops by younger board members)
• single families

Awareness of existing programs & supports

• education of resources & funding for tenants
• 'failure to maintain' process - setting achievable goals for tenants to stay in units
• (private sector may not do this on their own like non profits)
• BC Housing Registry - encouraging tenants to apply for grants and add to registry

Tenant mental health: education & awareness

• people with mental health challenges - relocating can be traumatizing
• hard to identify & support people with mental health challenges in interviews/application
• need: education on what mental health challenges can present as (could be anger, etc.)
• difficulty in getting additional support (at home visits, etc.) - lack of capacity or inability of service provider to intervene (tenant does not want help)

Partnerships

• need: build on partnerships with other non profits to utilize resources/ networks
• working with other orgs to provide that needed support (so no one is left without housing)

POLICY SUCCESS

How do we ensure the Policy is useful?

WHAT THIS TOPIC INCLUDES...

• Tenant Assistance Plan & final report
• supporting resources
• policy monitoring and review

QUESTIONS

1. How do you see the TAP impacting the work your organization (or sector) is already doing? What additional resources may be needed from the District in order to meet the Policy expectations? For example, templates, guides and forms, etc.
2. What is reasonable to expect of non-market housing developers in terms of proving that the policy has been met?
3. What does success look like for this policy from the non-market housing perspective?

1. IMPACTS

Impact on development process + cost

• TAP could be tied to occupancy - rather than development & construction
• any delay in redevelopment process will add more on to rent - current process is already very slow (can be up to 1 million cost)
• if this criteria needs to be met before development approval - big cost
• don't want to add another layer of complexity to this process

2. RESOURCES

Extra capacity

• Renters Office (like CoV - https://vancouver.ca/people-programs/renter-office.aspx)

Grant infrastructure

• adding other staff for tenant relocation is not feasible for non-profits > if funding and support could be provided by grants

Cost of land

• for profit contingency (like a CAC or DCC) - that goes towards non profits

Public Request/Feedback Note

• I do not know if this is the best place but I am requesting that there is no overnight parking in campers near the new building on Albina built for Our Place. My building at 2993 Tillicum has/is being effected by people drawn in by campers. I would like the area bordered by Tillicum, Maddock Donald and Gorge Rd. West zoned as a no over night camping area. The assisting living and my building do not want the people attracted to camping there.

3. EXPECTATIONS

Metrics & Tracking

• how do we track success without breaching privacy act? (City reaching out directly to tenants for feedback)
• how do we measure impact? what metrics do we use?
• how do give $ to people and ensure it's used impactfully?

Other jurisdictions & examples of non profit support

• Colwood - quick approval process for rezoning development
• research from BCNPHA - not one that stands out
• Burnaby - policy around prioritizing non profit development
• CoV - prezoning whole city to support up to 12 storeys without a rezoning process
• with change in LGA, expecting to see more policy like this

4. NON-MARKET SUCCESS

• level playing field across province
• equity and affordability
• resources that would build extra capacity - (e.g., funding for tenant relocation coordinator position)
• building in flexibility for non profits (or excluding them from TAP)
• being flexible in formats and building typologies (i.e., how we house people)
• more help from District and less restrictions for non profits